Thursday, August 2 and Friday, August 3, 2018 1
ULI Mission The mission of the Urban Land Institute (ULI) is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide. 2
ULI Advisory Services ULI Technical Assistance Panels (TAPs) provide strategic advice to sponsors on complex land use and real estate development issues. Links public agencies and nonprofit organizations to the knowledge and experience of ULI and its membership. Established in 1947. 3
TAP Panelists Panel members are volunteers. They are not compensated for their time. Panel members are experts in real estate development, land use planning and design, real estate financing, and economic development. 4
TAP Panelists Chair Cecilia Estolano: Estolano LeSar Advisors Panel Jim Rabe, Keyser Marston Amber Hawkes, Here LA Jim Suhr, Suhr and Associates Peter Gibson, Gibson Transportation Shelly Levin, Hirsch Bedner Associates Andrew Fogg, Cox, Castle and Nicholson Megan Horn, BrightView James Brasuell, Planetizen Taylor Neiman, Team Kalsman Partners 5
Stakeholder Interviews Lincoln Heights Residents Lincoln Heights Benefits Association of LA Big Saver Foods City of Los Angeles/Council District 1 City of Los Angeles/Economic Development GAW Capital USA Kasten Properties Colliers International University of Southern California Bank of America City of LA/Department of Public Works CVS Pharmacy Wells Fargo Bank State Farm Insurance Neighborhood Resident 6
The Assignment 7
Lincoln Heights Sub Areas 8
Context 9
History and Context LA s original street car suburb Multi-generational families and businesses Tightly knit community Stable, working class neighborhood Distinct cultural and geographical identity Commercial corridor with good bones Retail meets the needs of the community 10
History and Context Challenges Rising residential rents Increasing fears of displacement Desire for sit-down restaurants, night-time entertainment, and healthier grocery options Underground economy under-reports population income and spending Small commercial lot sizes, small pre-wwii buildings 11
History and Context Opportunities Proximity to significant local employers in the growing healthcare sector with strong career pathways Pipeline of investment from river revitalization projects Proximity to LA County + USC Health Science Campus Proximity to nascent Bio-Science Corridor City owned parking lots 12
The Big Idea: Shape the Change Take the original street car neighborhood to new heights Authentically engage residents and local businesses to shape the future Strengthen the commercial corridor with housing, mobility options, trees, and signage Create space for middle-skilled workers to live, work, and shop Build missing middle housing so the kids can come home 13
Branding 14
Branding: Mission Statement The cherished community Lincoln Heights is home to nearly 30,000 residents nestled within a mile radius. Tightly situated and tightly knit, Lincoln Heights is the oldest neighborhood in Los Angeles, stepped in its diverse, multi-cultural roots and multigeneration families and businesses that helped establish the region. Lincoln Heights flourished economically during America s economic boom in the 1920s nearly 100 years later the neighborhood is poised for a revitalization worthy of its roots. The city s centennial will celebrate the past while looking forward. Coalescing old and new, the New Heights campaign will make all that s old new again. 15
Branding: Mission Statement A lifeline for the community, the North Broadway Corridor will serve as the hub for a vibrant thoroughfare anchored with national stores sitting alongside historic storefronts. Dynamic food and beverage outlets offer a third space for residents to congregate, and enjoy the future of the neighborhood. Newly developed and renovated housing options will offer elevated and accessible living experiences to residents, ensuring accommodation, not displacement. In support of the health and wealth vision, accessible marketplaces will offer fresh, healthy grocery options. 16
Branding: Taglines Take your CAREER to new heights 17
Branding: Taglines Take your WEEKEND to new heights 18
Branding: Taglines Take your BUSINESS to new heights 19
Branding: Taglines Take your FUTURE to new heights 20
Marketing and Branding Core Values - We Are: Authentic Staying true to the community s diverse offerings and by promoting local businesses and revivals of cherished stores. 21
Marketing and Branding Core Values - We Are: Inclusive Keeping the neighborhood just that, a neighborhood that maintains its rich heritage 22
Marketing and Branding Core Values - We Are: Laying the Foundation Investment in the community, by the community, will elevate the neighborhood on a state-wide stage. 23
Marketing and Branding Core Values - We Are: Invigorated An infusion of financial support bring opportunity to revive and usher in a renaissance to Lincoln Heights. 24
Marketing and Branding Core Values - We Are: Soul of the City The North Broadway corridor serves as the lifeline to the neighborhood attracting patrons from residential areas, USC and medical centers. 25
Marketing and Branding Core Values - We Are: Forward Looking Taking cues from the neighborhood s historic past, Lincoln Heights looks forward, to a flourishing neighborhood that elevates its residents, businesses and attracts like-minded partners. 26
Marketing and Branding Core Values - We Are: Entrepreneurial A neighborhood built by entrepreneurs and motivated residents, Lincoln Heights is a launchpad for the small business spirit that comes from within the neighborhood. 27
Land Use & Zoning 28
Land Use and Zoning Existing Zoning Regulations Limit Future Opportunities Residential Densities / Q Condition HPOZ CASP (Area 1) 29
Land Use and Zoning History of Downzoning Historic Zoning - higher density residential proximate to Broadway R4 and R3 zones 1990 Downzoning (implementation of AB 283) - R4 densities eliminated 2000 Downzoning R3 densities eliminated RD 1.5 and RD 2 densities implemented across Q condition added to Commercial Corridor RD 1.5 densities Net effect: 75 80% Reduction in Densities in Area 30
Land Use and Zoning Zoning Opportunities Q Condition Consider elimination of RD 1.5 density limitation in Commercial Areas Consider appropriate replacement standards, particularly in context of opportunities under TOC Guidelines Revisit Residential Densities in Area 4 as appropriate 31
Land Use and Zoning Historic Preservation Overlay Zone (HPOZ) Adopted in 2004 Many valuable historic resources in HPOZ area Includes all residential properties north and south of Broadway from 5 Freeway to Eastlake and beyond 32
Land Use and Zoning - HPOZ Map Area 33
Land Use and Zoning HPOZ, continued Includes many structures that do not appear to have apparent historic value Creates additional layer of process and uncertainty for potential redevelopment of existing structures, even if not contributory 34
Land Use and Zoning CASP Area 1 Adopted in 2013 No residential units have been constructed in CASP area Area 1 distinct from balance of CASP area due to River and Freeway Opportunity: Consider revisions to CASP or new Specific Plan to leverage investment in Albion RiverSide Park and enhance connectivity to Broadway corridor and beyond Broadway Corridor TAP 35
Land Use and Zoning Opportunities to Build the Missing Middle Historic lack of production of housing to serve workers at local employment centers No incentives for development of housing serving 80 110% AMI households Consider public benefit zoning options to incentivize mixed income households emphasize workforce housing opportunities Create new density bonus ordinance to incentivize workforce housing Create community benefit menu program to enhance connectivity and public realm improvements 36
Market Analysis 37
Market Analysis Economics, Demographics, & Existing Inventory Metric 1 mile 3 mile 5 mile Population 34,553 338,212 1,011,933 Households 9,401 103,356 334,057 Average Household Size 3.60 3.10 2.94 % Renters 74.8% 70.6% 73.4% Median Age 33.1 34.1 34.8 Median Income $38,930 $41,429 $44,488 Product Type Inventory SF (units) # of Buildings Occupancy Avg. Rent $/SF (/unit) Avg. Building Area Avg. Lot Area Avg. Year Built Avg. Building Age Industrial 5,293,931 146 97.8% $0.79 6,154 14,605 1967 51 Retail 1,380,143 214 99.2% $3.15 7,000 12,746 1952 66 Office 890,730 46 96.8% $2.56 6,328 7,552 1925 93 Multifamily 3,471 258 97.5% $1,263.25 3,503 6,511 1913 105 Note: Values are are based on a 1-mile radius from the intersection of N. Broadway and Johnston St.unless otherwise stated. Source: Esri, RCA, CoStar, Zimas 38
Market Analysis Existing Retail Retail Demand Surplus Gasoline Stations Miscellaneous Store Retailers Used Merchandise Stores Other Motor Vehicle Dealers Food Services & Drinking Places Restaurants/Other Eating Places Special Food Services Health & Personal Care Stores Other Miscellaneous Store Retailers Auto Parts, Accessories & Tire Stores Florists Shoe Stores Specialty Food Stores Clothing Stores $0 $10,000,000 $20,000,000 $30,000,000 $40,000,000 Note: Radius values are based from the intersection of N. Broadway and Johnston St and are for a 1-mile radius unless otherwise stated. Source: Esri Market Analysis 39
Market Analysis Unmet Demand Vending Machine Operators Drinking Places - Alcoholic Beverages Direct Selling Establishments Book, Periodical & Music Stores Lawn & Garden Equip & Supply Stores Beer, Wine & Liquor Stores Clothing & Clothing Accessories Stores Office Supplies, Stationery & Gift Stores Jewelry, Luggage & Leather Goods Stores Furniture Stores Grocery Stores Home Furnishings Stores Motor Vehicle & Parts Dealers Food & Beverage Stores Sporting Goods/Hobby/Musical Instr Stores Electronics & Appliance Stores Sporting Goods, Hobby, Book & Music Stores Furniture & Home Furnishings Stores Electronic Shopping & Mail-Order Houses Nonstore Retailers Other General Merchandise Stores Bldg Material & Supplies Dealers Bldg Materials, Garden Equip. & Supply Stores Department Stores Excluding Leased Depts. General Merchandise Stores Automobile Dealers Retail Demand Gap $0 $10,000,000 $20,000,000 $30,000,000 $40,000,000 Note: Radius values are based from the intersection of N. Broadway and Johnston St and are for a 1-mile radius unless otherwise stated. Source: Esri Market Analysis 40
Market Analysis Challenges & Potential Solutions CHALLENGES Assemblage issues Fragmented, non-institutional ownership Low transaction volume Age of buildings Community demographics, culture, & history limits potential new entrants POTENTIAL SOLUTIONS TIC or other shared structure Bring in local banks and other institutions Engage more brokers Measured, planned redevelopment Identify local substitutes for national chains Market Analysis 41
Access 42
Access Public Parking: Asset City lots Spaces: 290 Filled: 169 58% Occupied Not a supply problem. Yet! 43
Access Parking Alternatives Off street Garages Mixed-use development Consolidate surface parking Stackers Valet Shared On street Side street angle (50 ft) 44
Access Parking Recommendations Selective replacement Mixed-use development Parking Plus Consolidate lots 45
Access Strengthen First/Last Mile connections USC Shuttle system link to North Broadway Corridor to connect Health Science Campus and Gold Line. Extend Dash to Lincoln Heights Gold Line station. Increase bus frequencies on 751 and 251 connecting Broadway Corridor to Gold Line Station. Enhance walking and biking connections between Gold Line and corridor. Work with Metro to prepare First/Last Mile study to identify Metro Pathways. 46
Access Strengthen First/Last Mile connections, continued Dockless bike and scooter share Low-income EV car share Pilot Metro micro-transit (app-based, on-demand minibus) 47
Public Realm 48
Ideas for the Public Realm 49
GOOD BONES IMAGE OF EX. CONDITION ENHANCE WITH STRATEGIC INTERVENTIONS 50
Area One: Parkway to the Heights Boulevard park-like feel Planters and bioswales Enhanced lighting Pull some of the park design language to the street Let people know they are entering Lincoln Heights Wayfinding signage for pedestrians Tie to river through design Educational signage regarding Albion watershed 51
Area One: Parkway to the Heights Typical Plan View 52
Area One: Parkway to the Heights 53
Area Two: Broadway at the Heights Pedestrian bulb-outs Enhanced crossings Third spaces Access to rear parking via paseos Dual curb ramps Wayfinding signage for pedestrians Lincoln Heights entry signage at each end Community art Educational signage regarding Albion watershed 54
Area Two: Broadway at the Heights Typical Plan View 55
Area Two: Broadway at the Heights 56
Area Three: Gateway to the Heights Neighborhood character Boulevard park-like feel Planters and bioswales Let people know they are entering Lincoln Heights Community tree planting Wayfinding signage for pedestrians Little library Rubber sidewalk, trail to encourage walking 57
Area One: Parkway to the Heights Typical Plan View 58
Area Three: Gateway to the Heights 59
The Heights 60
Financing 61
Financing Opportunities Transit options Metro and LA City programs for local transit USC to modify routes Focus on last mile transit Corridor development programs Create Opportunity Zone Fund Community benefit payments Portion of property tax increment Broadway Corridor TAP 62
Financing Opportunities Corridor development projects, continued Transfer development rights/density within corridor and from Historic Preservation Overlay Zone (HPOZ) Expedite entitlement process for workforce housing Key employers to contribute funding for workforce housing 63
Community Engagement 64
Marketing and Branding Community Communication System Creative and fun discussions about Identity & Character Zoning Shaping change Pop-up workshops Community events Booths at farmers market Walk audits 65
Marketing and Branding Community Communication System Community Ambassadors Ingratiate the local community through key leaders and influencers. Enlist, engage and educate the local community through well-versed ambassadors that tap in to the core of the neighborhood. Employ multilingual ambassadors that can engage with the community to learn their needs/concerns while providing a clear, transparent plan for the future. 66
Marketing and Branding Community Communication System Public Relations Engage with a community relations PR firm to directly target the immediate community and provide a transparent strategy plan that focuses on benefitting the neighborhood directly. Enlist a California-based PR firm to handle overarching media initiatives and issues, while crafting messages and key points. 67
Marketing and Branding Community Communication System Build a strong infrastructure of an online-based information center for consistent updates and community engagement to avoid confusion or inaccurate information. 68
Implementation 69
Implementation (Year 1) Leadership Group to own the work plan Council District 1 initiate zone change to revise Q condition along the entire corridor Lincoln Heights BID to champion branding/marketing campaign Set-up a dedicated Lincoln Heights website with transparent plan details that can capture community engagement Leadership Group to begin community engagement 70
Implementation (Year 1) cont Develop design for stormwater capture and tree maintenance scheme to apply for County Safe, Clean Water funds Install wayfinding to Albion Park and Metro Gold Line Station Revisit CASP in Area 1 to leverage Albion Park investment and connect to Broadway Corridor Monitor NextGen study at Metro to advocate for greater bus frequency 71
Implementation (Midterm 2-4 Years) Implement CASP changes in Area 1 Consolidate public and private parking lots Complete development deal for housing construction on city parking lots with selective parking replacement Re-evaluate significance standards of HPOZ and evaluate zone boundaries as appropriate Complete Q Condition zone change to include workforce housing incentives Work with major local employers to develop workforce housing program Pursue bike share, electric scooter, EV car share options 72
Implementation (Midterm 2-4 Years) cont Pursue Metro and City funding for transit and mobility improvements Identify Opportunity Fund, develop complementary City program Enhance pedestrian crossing over 5 Freeway in Area 1 Implement Area 1 and 3 streetscape greening Move and enhance existing gateway signage to Area 1 edges Hire branding and public relations firm 73
Implementation (Longterm 5+ years) Identify public third spaces (paseos, pocket parks, plazas) Evaluate development potential for vacant lots in Area 3 Initiate first workforce housing development Connect LAC+USC Medical Center and USC Health Sciences Campus to Gold Line Station via Griffin and the North Broadway Corridor Install branded signage and wayfinding Employ Community Ambassador to maintain and enforce the brand 74
Thank you! Questions? 75